Finding affordable housing can be hard when you have a limited income. Several federal public housing programs help needy families with rent. Public housing and the Housing Choice Voucher program or Section 8 are the primary ones. The Department of Housing and Urban Development (HUD) oversees both.

These two programs operate differently and have different features. Before you apply for either of them, you should understand the differences so you can make the best choice for your family.

Who’s the Landlord?

Public Housing
The public housing authority owns the building you live in, even though a private company might manage it. The private company may or may not have ownership in the building, but the housing authority is in control. Most cities and towns across the country have local housing authorities.

Section 8
Private owners own and run Section 8 housing. Owners can be individuals, for-profit companies, or non-profits. The owners receive subsidies in return for renting to moderate to low-income individuals and families. 

You can get Section 8 with vouchers using the subsidy to find housing in the private market. In this case, the allowance stays with you if you move. In the case of subsidized housing where the landlord gets the subsidy, it stays with the landlord if you move.

Where Can You Live?

Public Housing
You must live in housing where you applied. If you move, your subsidy does not go with you. If you live in subsidized housing, you must live where you applied, and the subsidy does not move with you if you move.

Section 8
If you have a Section 8 voucher, you can live anywhere that accepts the vouchers. If you move, the voucher goes with you. You can even move to another state and take the voucher with you.

How Do You Find an Apartment?

Public Housing
If you qualify for public housing or subsidized housing, you are assigned an apartment. 

Section 8
If you have a voucher, you have to find your own apartment in the private sector. If you can’t find an affordable apartment in good condition within about 60 days, the voucher will expire. When that happens, you have to reapply.

How Much Do You Pay?

Public Housing
If utilities are included in your rent, you will pay about 30% of your income. If utilities are not included, you pay less. The housing authority will assess your income, deductions, and exclusions every year and adjust your rent if there are changes. You are required to report any changes to your income or deductions to the housing authority during the year.

Section 8
You generally pay 30% of your gross income for rent with Section 8 housing. After the first year, it might be even more depending on the rent market. The housing authority is responsible for making sure the rent the landlord is charging is comparable with other rental property in the area. 

If your rent including utilities is more than 40%, and you are renting with Section 8 for the first time, the housing authority will reject the apartment. When that happens, you have to look for another apartment.

Who is Eligible?

Pubic Housing
Public housing is only for low-income individuals or families. HUD bases your eligibility on: 1) whether you are a U.S. citizen or legal alien; 2) your gross annual income; 3) whether you are disabled, elderly, or a family.

To be considered lower-income, your gross annual income must not exceed 80% of the median income for the area in which you want to live. To be considered very low income, it can’t exceed 50% of the median income.

Section 8
Eligibility for Section 8 is determined by gross annual income and family size. In general, your income can’t be more than 50% of the median income for the area in which you want to live. By law, the housing authority is required to give 75% of its vouchers to applicants whose income is 30% or less than the area median income.

How Do You Apply?

Public Housing and Section 8
To apply, you must contact your local housing authority. You can find your nearest Housing Authority using our Public Housing Authority Search Tool.

How Long Does It Take to Get an Apartment?

It generally takes less time to get into public housing than into Section 8 housing. You will be put on a waiting list in both cases. Because waiting lists are so long, you should fill out applications for all the programs you qualify for.

Be sure you get a receipt for your application, so you have proof of when you applied. Contact the housing authority periodically to find out where you are on the waiting list. Be sure to contact the housing authority with your new address if you move.

Can You Be Evicted From Public Housing or Section 8 Housing?

Violating your lease or the program rules are the only ways to be evicted from both public housing programs. If you are evicted, you will lose your subsidy.